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HomeMy WebLinkAbout[05] Lumber one objection to development Lumber One P.O. Box 7, Avon, Minnesota 56310 Phone (320) 356 -7342 FAX (320) 356 -7631 August 7, 2012 St. Joseph Township P.O. Box 585 St. Joseph, MN 56374 City of St. Joseph P.O. Box 668 St. Joseph, MN 56374 RE: Public Hearing Comments for the Record — Ehlert and Theilman As a major landowner and developer in the City of St. Joseph, it is exciting to see new development occurring in the community, whether it is residential, commercial or industrial. However, development needs to be planned in a manner that benefits the community and not just for the sake of development. The proposed development of approximately 62.5 acres south of 320 Street should be concerning for the community on many levels from a current and future planning perspective. In our view, the proposal does not follow the Orderly Annexation Agreement, Stearns County Comprehensive Plan, the City of St. Joseph Comprehensive Plan and local subdivision requirements. The Orderly Annexation Agreement was created for the sole purpose of bringing new property into the City in an orderly fashion. While we are aware annexation is not part of the request, the proposed development poses many concerns for the City. Essentially, the development would create an "island" of large residential lots within the Orderly Annexation area. In the future, planning for the expansion of water, sewer and other utilities in this area would become economically unfeasible for the City and for the future residents of this development, choking off any future development in this area. According to the Stearns County Comprehensive Plan, the purpose of the Urban Expansion District is to enable the orderly and efficient staging of urban services, including wastewater, water, electric, gas, roads and communications in those areas where cities and townships have entered into an orderly annexation agreement. Urban services are extended more efficiently and land use patterns are more coherent when cities can grow without being hindered by large lot residential developments. The proposed development is in direct conflict with the policies of the Stearns County Comprehensive Plan and it should be considered "leap frog" development within the Urban Expansion District. It is important to remember the Township and City agreed to the policies of the Urban Expansion Districts when the Stearns County Comprehensive Plan was completed. It is extremely disappointing the Stearns County staff did not consider these consequences prior to sending the request to the Joint Planning Commission for consideration. The Township and City now must make sure the policies that were adopted are followed. ` FI11'ED AUG Q B 0111 An Equal Opportunity Employer CITY Y OF ST. JOSEPH The St. Joseph Comprehensive Plan and future Transportation Plan identifies this area as a potential corridor for the West Metro Corridor. The proposed development may impact the location of the corridor and will at minimum impact the future residents of this development if approved. Our Northland Heights neighborhood also has a future road heading to the north that would create an intersection with the West Metro Corridor in close proximity to the southeast corner of this proposed development. With the completion of the West Metro Corridor, the City of St. Joseph should be taking advantage of any economic development opportunities that may arise from the corridor's access and viability. The City of St. Joseph approved our Northland Heights development with restrictions regarding ingress and egress. Lumber One was not allowed to plan the development with one ingress and egress, even though it would have made the development more economically feasible. Lumber One was forced to add additional streets to loop and providing many access points thereby increasing the number of lots from 30 to 84. In addition, Lumber One is required to construct another access when a percentage of the current development is built out. In fact, when the Northland Heights neighborhood is complete, it will have minimum of three major access points all required by the City. The current proposal in front of the Joint Planning Commission has ONE ingress and egress via a cul -de -sac (similar to our original proposal for Northland Heights), approximately 3 times longer then what the City denied for Lumber One. The denial for Lumber One was based on City's Subdivision Ordinance regarding the length of a cul -de -sac and life- safety issues. We understand that this development is not in the City at this time, but City Officials need to understand what they may inherit in the future. The current drawing of the lot layout does not show another future access point to the west, east or south, hindering any future transportation connections. This proposed development should be held to the same standards imposed on Lumber One and all current developers regardless of density. Lumber One completed a development (Country Meadows) in St. Wendel Township in early 2000, 6 miles northwest of Northland Heights. Stearns County approved the development with a long cul -de -sac. However, Stearns County required an additional access point. The access had to be recorded on the plat as a future road easement with a 66 foot right -of -way even though this development was not part of an Urban Expansion District or Orderly Annexation area. Why isn't Stearns County requiring an additional road easement for transportation planning within Urban Expansion District? Again, Lumber One is committed to seeing the communities we serve succeed and prosper. However, there are many questions that need to be answered regarding this proposal and there are major planning and economic issues that need to be addressed. All Lumber One requests is that the Joint Planning Commission consider all the issues raised here with a good discussion and follow the planning documents and ordinances that have been adopted. It is important that we all work together for our community and neighborhoods in an efficient manner. In all sinc er' Chad A. Carlson Lumber One, Avon Inc. Land Development Manager.